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Case File: CU 11-09 Page 3 Guazdian Angels by the Lake Conditional Use Permit to amend the PUD 7. bill fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate .the proposed use in the city. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these standards. ANALYSIS Comprehensive Plan Lots/density -The original development proposal included a request to amend the land use plan from Medium Density Residential to High density residential. This was approved. High density residential in 1998 (Using the 1995 Comprehensive Plan) allowed for up to 22 units per acre. Proposed density for 100 units (20 in townhomes, and 80 in assisted living) on 8.31 acres was 12.04. In 2004, the Comprehensive Plan was amended, guiding the subject property to Urban Residential, with densities prescribed between 8 and up to 20 per acre. The increased number of units is consistent with the Comprehensive plain. The arithmetic: 110 units (20 townhomes + 60 existing assistant living units + 30 proposed units) on .8.31 acres is 13.24 units per acre. Natural Resources A central issue during the original review of the Planned Unit Development was the impact to the shore land protection ordinances in place. Shoreland Rules provided for a maximum of 25% impervious .surface area on areas of the project adjacent to Lake Orono. After much discussion, a variance was granted, on March 16, 1998, permitting up to 35% of impervious surface. Primarily, this area affected the entire project as a whole, including the assisted living, the townhomes, and the commercial areas. To be consistent with the findings of the 1998 variance, the total square feet of impervious surface must not be increased. The 1998 approval proposed 35,620 square feet, with a future addition totaling up to 49,019 square feet. The 2011 proposal adds 12,345 square feet of footprint, resulting in a 47,965 sq ft, less than the 49,019 maximum. While an increase in the number of units is proposed, no increase to the footprint or impervious surface is proposed. The plan remains consistent with the original 1998 variance. Parking The parking requirements for the project are: 1 space per 4 rooms, based on a nursing facility, plus 1 space per staff, plus 1 space per facility vehicle Based on the narrative and proposal with 90 rooms and 80 staff, 103 spaces would be required. The existing parking lot on the north and south sides of the building provides 116 spaces, meeting the requirement. No additional parking is proposed. N:\Departments\Community Development\Planning\Case Files\CUP\CU 11-09 Guazdian Angels\CU 11-09 Guardian Angels phase II SR to PC 7- 12-11.docx